HomeMy WebLinkAbout03-08-17 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
MARCH 08, 2017
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of January 11, 2017.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1 Application PDR 16-0004 & ARB 16-007; 21901 Mount Eden Road (503-13-133);
InnerHouse Design/ Rafik & Apurna Bawa – The project applicant is requesting design review
approval for a first story addition to an existing one story single-family home and the construction
of a new guest house. The project also includes a request for the guest house to exceed the
maximum allowable height of 12 feet for accessory structures. No trees are requested for removal.
The site is located within the Hillside Residential Zoning District. Staff contact: Christopher
Riordan (408) 868-1235 or criordan@saratoga.ca.us
Saratoga Planning Commission Agenda – Page 2 of 3
Recommended Action:
Adopt Resolution No. 17-008 approving the project subject to recommended conditions
of approval included in Attachment 1.
Staff Report - 21901 Mount Eden Road
Attachment 1 - Resolution of Approval
Attachment 2 - Arborist Report dated January 20, 2017
Attachment 3 - Neighbor Notification Forms
Attachemt 4 - Story Pole Certification Letter
Attachment 5 - Calgreen Checklist
Attachment 6 - Development Plans
2.2 Application PDR16-0027 & ARB17-0005; 20600 Leonard Road (503-190-083); Dan Li &
Chaohuang Zeng – The project applicant is requesting Design Review approval to construct a new
two story single-family home which includes and attached accessory dwelling unit. Seven protected
trees are requested for removal which includes three European Olives, one Pear, two Italian
Cypress, and two Lemons. The site is zoned R-1-12,500. Staff Contact: Christopher Riordan (408)
868-1235 or criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No. 17-007 approving the project subject to conditions of approval included
in Attachment 1.
Staff Report - 20600 Leonard Road
Attachment 1 - Resolution of Approval for Design Review
Attachment 2 -Arborist Report dated December 7, 2016
Attachment 3 - Neighbor Notification
Attachment 4 - Story Pole Certification
Attachment 5 - Development Plans (Exhibit "A")
2.3 Application APTR17-0002; 12174 Woodside Drive (386-08-050); Liang Chun Chen
The property owner is appealing the denial of permit application TRP17-0014 for the removal of
one coast redwood tree which grows in the front yard of the property, Staff contact: Kate Bear
(408) 868-1276 or kbear@saratoga.ca.us. Continued to date certain: April 26, 2017.
Recommended Action:
Continue the hearing to April 26, 2017.
12174 Woodside Dr Memo to Continue
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Planning Commission was posted and available for public review on
March 2, 2017 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the
City’s website at www.saratoga.ca.us.
Saratoga Planning Commission Agenda – Page 3 of 3
Signed this 2nd day of March 2017 at Saratoga, California.
Janet Costa, Office Specialist III
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REPORT TO THE
PLANNING COMMISSION
Meeting Date:March 8, 2017
Application:PDR 16-0004 & ARB 16-0007
Location / APN:21901 Mount Eden Road / 503-13-133
Owner / Applicant:Rafik & Apurna Bawa/InnerHouse Design
Staff Planner:Christopher Riordan, Senior Planner
21901 Mount Eden Road
Site
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SUMMARY
Project Description:The applicant is requesting design review approval for a 660 square
foot first story addition to an existing one story single-family home and the construction
of a new 885 square foot guest house. The project also includes a request for the guest
house to exceed the maximum allowable height of 12 feet for accessory structures. No
trees are requested for removal. The average slope of the site is 12.9%. The site is located
within the Hillside Residential Zoning District.
Staff Recommendation:Adopt Resolution No. 17-008 approving the project subject to
recommended conditions of approval.
Planning Commission Design Review approval is required because the project would
increase the cumulative floor area of all structures on the site to more than 6,000 square feet.
Project Data:
Site Area: 66,877 square feet (gross) / 56,177 square feet (net)
Slope:12.9%
Grading: 105 cubic yards (75 cut and 30 fill)
General Plan Designation: Residential Hillside Conservation (RHC)
Zoning:Hillside Residential (HR)
Proposed Allowed/Required Conformance
Proposed Site Coverage
Main Residence
Accessory Dwelling Unit
Patios
Driveways
Walkways
Porches
Courtyard
Landings
Total Site Coverage
5,376 sq. ft.
885 sq. ft
1,196 sq. ft
3,091 sq. ft
1,401 sq. ft
945 sq. ft
418 sq. ft
68 sq. ft
13,380 sf (23.8%)
14,044 sf (25%)Conforms
Floor Area
Main Residence
Accessory Dwelling Unit
Total Floor Area
5,437 sq. ft.
885 sq. ft.
6,322 sq. ft.
6,340 sq. ft.Conforms
Height of Main House
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Existing Height
93.00
100.00
97.00
118.04
(21.04 ft.)
26 Feet Conforms
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Height of Second Unit
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
90.75’
92.75’
91.75’
106.58’
14’-10”
12 Feet Request for
additional
height
Setbacks (Main Residence)
Front
Left Side
Right Side
Rear
43’
54’
30’
48’
30’
20’
20’
50’
Conforms
Setbacks (Accessory Dwelling)
Front:
Interior side:
Exterior side:
Rear:
38’-1”
100’ +
20’-0”
55’-2”
30 ft.
20 ft.
25 ft.
20 ft.
Conforms
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Background: The project site is located at 14901 Mount Eden Road at its intersection
with Damon Way and 250 yards west of Pierce Road. The site is bounded to the north by a
vacant 12 acre parcel, to the east by Calabazas Creek, to the south by Mount Eden Road and
the adjacent Teerlink Ranch subdivision, and to the west by a two acre vacant parcel. The
site is currently improved with a 4,777 square foot one story single-family home and related
site improvements which include driveway access from Mount Eden, a rear yard concrete
patio, and pedestrian pathways providing access to an area adjacent to the creek bank.
The site is 1.29 acres (net) in size which is less than the minimum 2.53 acre parcel size
required in the Hillside Residential Zoning district for lots with an average slope of 13%.
Many of the surrounding properties are less than the required two acres, including the
properties located in the Teerlink Ranch Subdivision and lots located on Vista Regina.
The site does not qualify for the construction of an Accessory Dwelling Unit due to the
square footage of the site. Per City Code, the subject site must have 90% of the required lot
size, or 2.27 acres, for the construction of the unit. An Accessory Dwelling Unit includes
permanent provisions for living which include a bathroom and a kitchen. A kitchen is
defined in the City Code as a room designed for cooking and the preparation of food which
includes either a 220 volt outlet or a natural gas connection for a cooking appliance.
Structures that are similar to Accessory Dwelling Units in function but which do not include
a “kitchen” are defined in the City Code as guest houses. Accessory structures in the
Hillside Residential zoning district, which include guest houses, are limited to a height of 12
feet. The Planning Commission may approve an accessory structure extending to a height
of 15 feet if the Commission makes the findings that the structure is compatible with the
main structure and structures on adjacent sites.
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Project Description and Architectural Style: The project will include the construction of a
660 square foot single story addition at the northeast corner of the main structure and the
construction of an 885 square foot guest house.
Main Residence
The residential addition will include a new bedroom, bathroom, game room and wet bar.
The game room would include a gas burning fireplace. The height of the addition would be
16’-9” which is shorter than the 21’-4” height of the residence. Architectural changes to
enhance the Mediterranean architectural style of the main residence would include new
stone veneer on the architectural projection to the left of the front entry. The style of this
stone veneer will be compatible with the stone to be used for the exterior walls of the new
courtyard and the chimneys. Additional modifications would include new doors and
windows, new window trims, a new arbor, and decorative wood vents.
Guest House
The 885 square foot Guest house would be located in an existing vacant area between the
residence and Calabaza’s Creek. In the area of construction are located 11 Oak and two
Sycamore trees protected by City Code. No trees would be removed to construct the
guest house. Vehicle access for the guest house would include a new decomposed granite
driveway with a connection to the existing concrete driveway for the main residence.
The guest house would be architecturally compatible with the design of the main
residence and include a stucco exterior, wood clad aluminum windows, wood window
shutters, a decorative wood vent, and a tile roof. All exterior colors of the guest house
will match those of the main residence.
The guest house would include two bedrooms, one bathroom, a great room, and a wet
bar. No cooking devices are proposed that would utilize a 220 volt or gas connection
which would, as mentioned in an earlier paragraph, would cause the structure to be
classified as an Accessory Dwelling Unit that is not permitted to be constructed on the
site. Staff is recommending a permanent condition of approval that the property owner
file a deed restriction prior to building permit issuance which would state that guest house
could not be modified to include a ‘kitchen”.
The proposed height of the guest house is 14’-10”. The maximum height of accessory
structures, which would include the guest house, in the Hillside Residential zoning
district is 12 feet. However, per City Code Section 15-13.100(d), the Planning
Commission may approve an accessory structure extending up to 15 feet in height if the
Commission makes specific findings. Staff can make the findings for the additional
height and is recommending approval - the findings are included later in the report.
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Materials and Colors:
The applicant has provided a color and materials board, which is on file with the
Community Development Department and available for review. Below is a list of the
proposed exterior materials.
Detail Colors and Materials
Exterior Terracotta colored stucco
Windows Chestnut colored wood clad windows
Stone Santa Cruz Stone
Roof Barrel Tile Roof to match existing house
Trees:
No trees are requested for removal. A total of 13 trees protected by city code are located
in the vicinity of the project site and include 11 Oak and two Sycamore trees. All the
trees will be protected during construction.
Residential Calgreen Measures: The project will exceed the minimum CalGreen
standards for a new home. The Residential Calgreen Measures Checklist is included as
Attachment #5.
Neighbor Notification and Correspondence: The applicant submitted two (2) Neighbor
Notification Forms signed by adjacent property owners. None of the forms included
negative comments related to the project. Copies of the neighbor notification forms are
included as Attachment #3.
A Public Notice was also sent to property owners within 500 feet of the site. No additional
concerns have been brought to the City’s attention as of the writing of this staff report.
FINDINGS
Design Review Findings -The Planning Commission shall not grant design review
approval unless it is able to make the following findings. These findings are in addition to
and not a substitute for compliance with all other Zoning Regulations (which constitute the
minimum requirements, as provided in City Code Section 15-05.050).
1. Site development follows the natural contours of the site, minimizes grading, and
is appropriate given the property’s natural constraints. This finding can be made
in the affirmative because the proposed development and grading are located in a
predominantly level area thereby preserving the sites existing contours. Grading for the
site will be primarily limited to constructing the building pad and contouring the site to
direct drainage to landscaped areas and retention facilities.
2. All protected trees shall be preserved, as provided in Article 15-50 (Tree
Regulations). If constraints exist on the property, the number of protected trees,
heritage trees, and native trees approved for removal shall be reduced to an
absolute minimum. Removal of any smaller oak trees deemed to be in good
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health by the City Arborist shall be minimized using the criteria set forth in
Section 15-50.080. This finding can be made in the affirmative in that the project has
been designed to reduce impacts to a minimum number of protected trees. The 13
trees that were inventoried as being potentially impacted include Coast live oaks and
Sycamore trees. No trees are proposed for removal to construct the project and all the
protected trees in the vicinity of the project will be preserved and protected during
project construction duration.
3. The height of the structure, its location on the site, and its architectural elements
are designed to avoid unreasonable impacts to the privacy of adjoining
properties and to community viewsheds. This finding can be made in the
affirmative in that the 1.5 acre size of the parcel, the distance from the subject project
to adjacent structures, and existing vegetation and trees would screen views from
adjacent properties. The project would not impactanyidentified community viewsheds.
4. The overall mass and the height of the structure, and its architectural elements
are in scale with the structure itself and with the neighborhood. This finding can
be made in the affirmative in that the overall design, height, materials, and location of
the addition and the detached guest house will avoid the perception of excessive bulk.
The Mediterranean architectural theme of the addition and guest house building will use
architecturally true elements that help to unify the building façades. The facades of the
buildings are well articulated with jogs in the building lines with varying height of roof
elements, architectural projections, and rooflines. The views from homes on adjacent
sites are screened by existing landscaping.
5. The landscape design minimizes hardscape in the front setback area and
contains elements that are complementary to the neighborhood streetscape. This
finding can be made in the affirmative in that the project is making no changes to the
5% of hardscape in the front setback area which includes the existing concrete
driveway Existing landscaping is to remain. New native flowers would be planted
in the area between the guest house and Mount Eden Road,
6. Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy. This finding can be made in the affirmative in
that the location of the nearest existing residence is located at a distance of more than
100 feet and that all proposed landscaping would be located in close proximity to the
development so there would be no shadowing that could impair the ability of
adjoining properties to utilize solar energy. Mature trees surround the development
but because adjacent properties are of similar square footage and have large setbacks
there would not be an unreasonable impact on adjoining properties.
7. The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055. This finding may be
made in the affirmative in that the proposed project conforms to the applicable design
policies and techniques in the Residential Design Handbook in terms of compatible
bulk, and avoiding unreasonable interference with privacy and views as detailed in the
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8. On hillside lots, the location and the design of the structure avoid unreasonable
impacts to ridgelines, significant hillside features, community viewsheds, and is
in compliance with Section 15-13.100. This finding may be made in the affirmative
in that the project is not located on a ridgeline nor near a ridgeline, the project
includes minimal grading and there are no significant hillside features on the site to
protect, the location of the residential addition and the guest house would not impact
any identified community viewsheds, the addition is compatible with Section 15-
13.100, and the guest house will also be compatible with Section 15-13.100 as staff is
recommending approval of the additional height above 12 feet but less than 15 feet
for the guest house.
Findings for an accessory structure to exceed 12 feet in height -The Planning
Commission may approve an accessory structure located in the Hillside Residential zoning
district to exceed a height of 12 feet but not more than 15 feet if the Commission is able to
make the following findings.
1) The additional height is necessary to establish architectural compatibility with the
main structure. This finding can be made in the affirmative in that the guest house
would be 14-10” in height and the additional height of 2’-10” is necessary to establish
architectural compatibility with the main structure in that the proposed roof pitch of 5:12
will be consistent with the roof pitch of the existing house. In addition, the additional
height would provide the opportunity for the guest house to have a similar interior
ceiling height as the main structure. Having both a similar roof pitch and ceiling height
for the guest house as compared to the main structure would allow the guest house to
have a design which would be architecturally compatible and complement the overall
appearance of the main structure.
2) The accessory structure will be similar in scale with structures in the surrounding
neighborhood. This finding can be made in the affirmative in that those homes on
adjacent parcels and those in the vicinity are a combination of both and one and two
story structures. While the guest house will be smaller in scale than nearby two story
homes it will be similar in scale with the one story homes and will not appear excessive
in height or out of scale when compared with the these structures.
Environmental Determination:The project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New
Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA).
This exemption allows for the construction of up to three single-family residences and no
exception to that exemption applies.
Attachments:
1. Resolution of Approval 6. Development Plans
2. Arborist Report dated January 20, 2017
3. Neighbor Notification Forms
4. Story Pole Certification Letter
5. Calgreen Checklist
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RESOLUTION NO: 17-008
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING A SINGLE STORY ADDITION TO AN EXISTING SINGLE FAMILY
RESIDENCE AND A GUEST HOUSE EXEEDING A HEIGHT OF 12 FEET
LOCATED AT 21901 MOUNT EDEN ROAD
WHEREAS, on February 4, 2016, an application was submitted by InnerHouse Design on
behalf of Rafik and Apurna Bawa Dan Li and Chaohuang Zeng requesting Design Review approval
for a 660 square foot first story addition to an existing one story single-family home and the
construction of a new 885 square foot guest house. The project also includes a request for the
guest house to exceed the maximum allowable height of 12 feet for accessory structures. No
trees are requested for removal. The site is located within the HR zoning district (APN 503-13-
133).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on March 8, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of
Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of up to three single-family residences and no exception to that exemption applies.
Section 3: The project is consistent with the following Saratoga General Plan Policies: Land
Use Goal 13 which provides that the City shall use the Design Review process to assure that the
new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of
development proposals in hillside areas by requiring visual analyses and imposition of conditions to
prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides
that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the
visual impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project follows the natural
contours of the site, minimizes grading, and is appropriate given the property’s natural constraints;
Attachment 1
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preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining
properties and to community viewsheds; the mass and height of the structure and its architectural
elements are in scale with the structure itself and with the neighborhood; landscaping minimizes
hardscape in the front setback area and contains elements that are complementary to the
neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize
solar energy; is consistent with the Residential Design Review Handbook; and in the case of hillside
lots, avoids unreasonable impacts to ridgelines, significant hillside features, community viewsheds,
and is in compliance with Section 15-13-100.
Section 5: The project is consistent with the Saratoga City Code in that the Planning
Commission has approved the guest house to exceed a height of 12 feet but less than a maximum
height of 15 feet. The requested height of 14’-10” is consistent with the findings that the additional
height is necessary to establish architectural compatibility with the main structure, and the accessory
structure will be similar in scale with structures in the surrounding neighborhood.
Section 6: The City of Saratoga Planning Commission hereby approves PDR16-0004 and
ARB16-0007 located at 21901 Mount Eden Road subject to the Findings, and Conditions of
Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 8th day of
March 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
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Exhibit 1
CONDITIONS OF APPROVAL
PDR16-0004 and ARB16-0007
21901 Mount Eden Road
(APN 503-013-133)
GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold Harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
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5. Construction must be commenced within 36 months from the date of this approval (March 8,
2020), or this resolution will expire.
COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans date stamped February 28, 2017, 2017. All proposed
changes to the approved plans must be submitted in writing with plans showing the changes,
including a clouded set of plans highlighting the changes. Such changes shall be subject to
approval in accordance with City Code.
8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
9. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
10. Prior to issuance of Building Permits the applicant shall prepare for review and approval by City
staff a Construction Management Plan for the project which includes but is not limited to the
following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
11. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of
lattice.
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12. This Condition is Permanent: The owner shall record a deed restriction satisfactory to the
Community Development Director restricting conversion of the detached guest house into an
accessory dwelling unit. At no time shall a kitchen be installed in the guest house that would be
designed for cooking and the preparation of food which includes either a 220 volt outlet or a
natural gas connection for a cooking appliance.
ARBORIST
13. All requirements in the City Arborist Report dated February 17, 2017 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
14. Applicant (owner) shall obtain an encroachment permit from the City for any and all
improvements in any City right-of-way or City easement prior to commencement of the work to
implement this Design Review.
15. Prior to issuance of Zoning approval, the applicant shall submit a site plan and associated
calculations for stormwater treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for Small
Projects and Detached Single-Family Home Projects.
16. All requirements in the Geotechnical Clearance Conditions (GEO16-0019), dated July 22, 2016,
are hereby adopted as conditions of approval and shall be implemented as part of the approved
project.
17. Applicant (Owner) shall replace the existing gutter and approach to the driveway. The new
approach shall conform to the existing street grade along Mt. Eden Road. Removal of existing
concrete approach shall be from joint to joint.
FIRE DEPARTMENT
18. The owner/applicant shall comply with all Fire Department requirements.
BUILDING DEPARTMENT SUBMITTAL
19. Four (4) sets of complete construction plans shall be submitted to the Building Division. These
plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks and elevations comply with the Approved Plans,”
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which note shall represent a condition which must be satisfied to remain in compliance
with this Design Review Approval.
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Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0007
Prepared by Kate Bear, City Arborist Site: 21901 Mt. Eden Road
Phone: (408) 868-1276 Owner:Rafik and Apurna Bawa
Email: kbear@saratoga.ca.us APN: 503-13-1333
Email: rafikbawa@gmail.com
Report History: Final Report Date:January 0, 2017
PROJECT SCOPE:
The applicant has submitted plans to add on to the house and build a new single story second unit.
No trees are requested for removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $44,130
For trees 1 – 6 and 9
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – No trees are requested for removal.
Replacement trees – None required.
ATTACHMENTS:
1 – Findings and Tree Information
2 – Conditions of Approval
3 – Map of Showing Tree Protection Locations
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21901 Mt. Eden Road Attachment 1
FINDINGS:
Tree Removals
No trees are requested or approved for removal to construct the project.
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist report dated October 10, 2016 prepared by Ray Morneau;
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Ray Morneau, Arborist
Date of Report: October 10, 2016
An arborist report was submitted to the City for this project that inventoried 13 trees
protected by Saratoga City Code. Information on the condition of each tree, potential
impacts from construction, suitability for preservation, appraised values and tree protection
recommendations was provided. Tables summarizing information about trees are below.
Table 1: Appendix B f rom October 10, 2016 arborist report.
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21901 Mt. Eden Road Attachment 1
TREE INFORMATION:
Table 1 continued: Appendix B from October 10, 2016 arborist report.
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21901 Mt. Eden Road Attachment 1
Table 2: Appendix C - Appraised values from October 10, 2016 arborist report.
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21901 Mt. Eden Road Attachment 2
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2. All recommendations in the arborist report dated October 10, 2016 prepared by Ray Morneau
shall become conditions of approval.
3. The arborist report dated October 10, 2016 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. This report shall also be copied onto a plan sheet and included in the final set of plans.
5. The designated Project Arborist shall be Ray Morneau, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $44,130 for tree(s) 1 – 6 and 9.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
9. The Project Arborist shall visit the site every two weeks during grading activities and
monthly thereafter. Following visits to the site, the Project Arborist shall provide the City
5
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21901 Mt. Eden Road Attachment 2
with a report including photos documenting the progress of the project and noting any tree
issues.
10. The Project Arborist shall be on site to monitor all work within:
a. 10 feet of trees 3 – 6.
b. 20 feet of tree 9.
11. The Project Arborist shall supervise:
a. Excavation for the foundation of the new second unit on the side by trees 4 – 6.
b. Excavation and preparation for the new driveway.
c. Excavation for the utility trenches.
12. No excavation is permitted within five (5) feet of trees 4, 5 or 6 for the foundation of the
second unit or trenches for utilities.
13. Excavation for the proposed driveway shall not exceed six (6) inches where it is under the
canopy of trees 1 – 4, and shall not extend any closer than three (3) feet from trees 1, 2 and 3.
14. No protected tree authorized for encroachment pursuant to this project may be encroached
upon until the issuance of the applicable permit from the building division for the approved
project.
15. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
16. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
17. Trenching to install utilities is not permitted inside tree protection fencing.
18. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
19. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
20. No trees are requested or approved for removal to construct the project.
21. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant new trees, some or all of the replacement value for trees
shall be paid into the City’s Tree Fund. Replacement values for new trees are listed below.
15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
6
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21901 Mt. Eden Road Attachment 2
22. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
23. Water loving plants and lawns are not permitted under oak tree canopies.
24. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
25. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection securit y deposit released by the City, call City Arborist for a final
inspection.
7
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Attachment 4
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Attachment 5
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31
32
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\\BROZ\Innerhouse\INNERHOUSE\Projects - Current\Bawa\CD Set\Bawa Map.png6' DEER FENCE30"Oak24"Oak(E) SINGLESTORY WOODFRAME HOUSE)) NEW ADDITIONAREA LEGENDEXISTING RESIDENCESITE PLANSCALE: 116"=1'-0"AVERAGE SLOPE =12.92%, ROUND UP TO 13%(N) SINGLESTORY ADDITION(N) COURTYARD(N) GUEST HOUSE50'-0"50'-0"50'-0"20'-0"NOTE: HOUSE SQUARE FOOTAGE INCLUDES ANY PORCHAREAS MORE THAN 50% ENCLOSEDNOTE: ALLOWABLE FLOOR AREA IS 6340 BASED ON NETLOT AREA AFTER SLOPE REDUCTIONAVERAGE SLOPEA = 66,877 OR 1.53528 AC.S = (0.00229 (1)(L))/A = (.00229 X 2 X 4332) / A = 12.92%NOTE: ALLOWABLE IMPERVIOUS COVERAGE IS 15,000 (25% OFNET LOT AREA AFTER SLOPE REDUCTION IS 16,719, WHICH ISGREATER THAN THE ALLOWABLE MAX OF 15,000 SF)30'-0"23789TREE PROTECTIONFENCING PERARBORIST'S REPORTTREE PROTECTIONFENCING PERARBORIST'S REPORTTREE PROTECTIONFENCING PERARBORIST'S REPORT100.0 ELEV.96.0 ELEV.20'-0"5'-0"SHARED UTILITYTRENCH #1, 18" WMIN. X 39" DEEPSEWER & WATER5'-1"5'-4"15'-1
1
2 "
38'-1
1 2 "TREE PROTECTIONFENCING PERARBORIST'S REPORT20' SETBACKFROM TOP OFCREEK BANK3'-0"1011LANDING22'-0"REMOVESECTION OFDEER FENCECIVIL ENGINEERING:TRAVIS LUTZ, P.E., QSD/QSPPRECISION ENGINEERING AND CONST, INC.901 WALTERMIRE STREETBELMONT, CA 94002P: 650-226-8640F: 650-637-10594'-0"93.25 FF94.7596.0DN 3RBAWA RESIDENCEA-1N.A.1-7-16COVERSHEET &SITE PLAN10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070AS NOTEDSCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONSGOOGLE MAPS5'-0"(E) SEWER MAINREMOVE & REPLACE SECTION OFCONCRETE DRIVEWAY, COORD. W/OWNER10'-0"4'-6"4'-6"36
EXISTING FLOOR PLANSCALE: 1/4"=1'-0"(E) FAU(E)WH(E)BATH#2(E) TUB(E)BATH#3(E) TUB(E)CLOSET(E) TUB(E)W(E)D(E) UTILITY(E)WH(E)CLOSET(E)BATH#4(E) BEDROOM #3(E) BEDROOM #2(E) MASTER CLOSET(E) BEDROOM #4(E) HALL(E) LIN(E) LIN(E) STUDY(E) GALLERY(E) DINING(E) ENTRY(E) DECK(E) EXERCISE(E) MASTERBEDROOM(E) MASTER BATH(E) LIVING ROOM(E) GARAGE(E)PANTRYMEDIA(E) PWDRDNDN(E) KITCHEN(E) PATIO(E) PATIO(E) NOOK(E) FAMILY ROOMDN(E) REF(E)DW(E) 2040 SKLT(E) 3040 SKLT(E) 3040 SKLT(E) ISLAND(E) SHELVES(E) SHELVES(E) LAUNDRY(E) A/CBAWA RESIDENCEA-2AS NOTEDN.A.10-12-16EXISTINGFLOORPLAN10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS37
EXISTING FRONT ELEVATIONSCALE: 14" = 1'-0"FIN SLABFIN FLOORHDR HTFIN SLABFIN FLOORHDR HTEXISTING RIGHT ELEVATIONSCALE: 14" = 1'-0"PLATE HTPLATE HTFIN SLABPLATE HTEXISTING REAR ELEVATIONSCALE: 14" = 1'-0"FIN FLRHDR HTPLATE HTFIN FLOORHDR HTPLATE HT17'-3"FIN FLOORHDR HTPLATE HTEXISTING LEFT ELEVATIONSCALE: 14" = 1'-0"17'-3"16'-9"17'-3"BAWA RESIDENCEA-3AS NOTEDN.A.10-12-16EXISTINGBUILDINGELEVATIONS10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS38
FIN SLABPROPOSED RIGHT ELEVATIONSCALE: 14" = 1'-0"FIN SLABIRON BALCONY W/OPEN DECORATIVERAILINGPROPOSED FRONT ELEVATIONFIN SLABFIN FLOORINFILLCURVED WALL TOFOLLOW DRIVEWAY(N) STAINED WOODCORBELS AT GABLEROOFSINFILL (E) ARCHED WINDOW &REPLACE WITH DECORATIVEWOOD VENT (VENT COULDHAVE AN ARCH)(N) FRENCH DOORSAT DINING ROOM TONEW TERRACE(N) WINDOWS ATOFFICE BEYONDREMOVE STUCCO BANDS & ADDLARGE LIGHTS AT EITHER SIDEOF PORCHREPLACE EXISTING DOOR WITHTALLER DOOR & SIDELIGHTS, &ARCHADD STONE VENEERAT FACE OF WALLELONGATE WINDOWAT EXISTING HEADER(N) STONEVENEERWAINSCOT(N) COURTYARD WALLW/ STONE VENEER,WALL FOUNTAIN &PLANTER IN FRONT(N) STONE VENEER AT(N) CHIMNEY(N) WOOD STAINED ARBORALIGNED W/ EXISTING EAVES(N) COURTYARDENTRY ARBOR(N) ROOFBEYOND(E) ROOFLINE (DEMO (E) ENTRYROOF & DOOR)NATURAL GRADEEXTEND (N) TERRACE(N) WINDOW TRIM:WOOD OR STONEHEADER & STONE SILLSINGLE WINDOW W/STAINED SHUTTERS16'-9"5'-0"SCALE: 14" = 1'-0"ADDITIONADDITION3'-6"IRON FRAME W/ FABRIC AWNING AT NEWFRENCH BOOR & 30" DEEP BALCONY18'-0 1/2"FLOOR ELEV. 102.5'FLOOR ELEV. 102.5'FLOOR ELEV. 102.5'21'-0 1/2"IRON FRAME W/ FABRICAWNING AT NEWFRENCH DOOR & 30"DEEP BALCONYDEMO (E) WINDOWS & INFILLWALL, PATCH STUCCO(E) ROOF TO REMAIN(E) CHIMNEY TO REMAINAV. GRADE 97.0'(N) CHIMNEY AT LIVINGROOM FIREPLACEFOUNTAIN W/ 3SPILLWAYS FROMWALLFLOOR ELEV. 102.5'AV. GRADE 97.0'(N) STAINED WOOD ARBORABOVE (N) GARAGE DOOR,(E) ROOF TO REMAIN(N) WOOD STAINED GARAGEDOOR W/ (N) WOOD HEADERCUT BACK (E) OVERHANG ATGABLE END OF GARAGE(N) COURTYARD WALL W/STONE VENEER & FOUNTAIN6X6 WELDED WIRE MESH,INSTALLED ON STAND OFFS6" AWAY FROM FACE OFSTUCCO TO SUPPORT VINES(E) ROOF TO REMAINMAX. HEIGHT 118.04'AA-5AA-5BAWA RESIDENCEA-4AS NOTEDN.A.1-5-16PROPOSEDBUILDINGELEVATIONS10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS39
PLATE HTREAR ELEVATIONSCALE: 14" = 1'-0"FIN FLRHDR HTPLATE HTHDR HTPLATE HT17'-3"NEW WINDOWS IN EXISTING OPENINGS, DEMO ARCHWINDOWS, ADD NEW WOOD HEADERS & STONE SILLS18'-0 1/2"AV. GRADE 97.0'AV. GRADE 97.0'21'-0 1/2"AV. GRADE 97.0'HDR HTPLATE HTPROPOSED LEFT ELEVATIONSCALE: 14" = 1'-0"21'-0 1/2"AV. GRADE 97.0'6X6 WELDED WIRE MESH,INSTALLED ON STAND OFFS6" AWAY FROM FACE OFSTUCCO TO SUPPORT VINES(NO ADDITION)DEMO (E) WINDOWS & REPLACEWITH SLIDING DOORINFILL (E) WINDOWS & DOOR,PATCH STUCCO AS REQUIREDREPLACE (E) WINDOWS WITHIN (E) OPENINGS, DEMOLISH(E) TRIM AND ADD NEW WOOD HEADER & STONE SILL(E) ROOF TO REMAIN(E) ROOF TO REMAIN(E) ROOF TO REMAIN(N) STONE VENEER@ (E) CHIMNEY(E) PORCH TO REMAINDEMO (E) TRIM BANDS &PATCH STUCCO(N) STONE VENEER@ (E) CHIMNEYREPLACE (E) ARCHED WINDOWGRIDS W/ CLEAR GLASS STYLEDEMO (E) WINDOWS & REPLACEWITH SLIDING GLASS DOORSINFILL (E) FRENCH DOORS &PATCH STUCCO(E) PORCH TO REMAIN(E) PORCH TO REMAINADDITIONMAX. HEIGHT 118.04'MAX. HEIGHT 118.04'FLOOR ELEV. 102.5'FLOOR ELEV. 102.5'6'-8"8'-2"6'-8"BAWA RESIDENCEA-5AS NOTEDN.A.1-5-16PROPOSEDBUILDINGELEVATIONS10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS40
WALL LEGENDDEMO WALL(N) WALL(E) WALLPROPOSED FLOOR PLANSCALE: 1/4"=1'-0"14'-6"3'-6"21'-6"4'-0"11'-5"3'-6"5'-11"2'-5"1'-10"10'-6"6'-10 1/2"2'-0"1'-6"11'-6"11'-2"BAWA RESIDENCEA-6AS NOTEDN.A.1-5-16PROPOSEDFLOORPLAN10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS(E) FAU(E)BATH#2(E) TUB(E)BATH#3(E) TUB(E)CLOSET(E) TUB(E)WH(E)CLOSET(E)BATH#4(E) BEDROOM #3(E) BEDROOM #2(E) BEDROOM #4(E) HALL(E) LIN(E) LIN(E) STUDY(E) GALLERY(E) DINING(E) ENTRY(E) DECK(E) MASTERBEDROOM(E) MASTER BATH(E) LIVING ROOM(E) GARAGEDN(E) PORCH(E) PORCH(E) NOOK(E) 2040 SKLT(E) SHELVES(E) SHELVES(N) DNELEVATED PATH BETWEENDOORS W/ ARBOR ABOVE(N) COURTYARD18" HIGH STONE WALLPLANTED AREAALONG WALKWAYFOUNTAINALONG WALLRAISED PLANTER"GREEN" WALLS(N) TERRACERAISE CEILING FORTRANSOMREPLACE WINDOWSW/ FRENCH DOORSGLASS WALL,CORNER &DOORS TO (N)WINE WALLREMOVE DOORS &TRANSOMS12'-0" SLIDERS(N) BUILT-IN(N) BUILT-IN(N) GAS FIREPLACE
ADD FULL HEIGHT STONEVENEER & WOOD LINTELSADD FULL HEIGHT STONEVENEER & WOOD LINTELSBUILT-INS(N) GAS FIREPLACEBOOKCASE BOOKCASECHANGE SHAPE OFSOFFIT(N) SLOPED STONE WALLREPLACE WINDOW WITHNARROWER WINDOW, INFILLARCHDW36" REFUPPER CABUPPER CABSHELVES
LANDINGCUBBIES/BENCH BIHOOKSARCH ABOVE, HANG BEAMOR REPLACE ARCH W/WOOD BEAMADD 8' PKT DOOR& FLUSH HDRSTEP W/TILE ORWOOD12'-0" SLIDERSPLANTER BOX
30" x 72" FREESTANDINGTUB & FILLERDNSLOT DRAIN &RAIN HEAD,SLOPE FLOOR(N) LANDINGGLASS PANEL& TOWEL BARBUILT-IN CLOSET(2'-1" MIN DEPTH,FEILD VERIFYRE-FRAME WALL TOADD POCKET DOORS(N) PANTRYBARN DOOR(N) PLANTING AREAINFILL WINDOWLOWER SILLREPLACE W/ SINGLE3 PANEL WINDOW(N) TALL CABINET15'-5 1/2"PLANTED AREA ALONG WALLSSTONE VENEERON FUR-OUTWALL ABOVETALL LINHOOKS(E) DECK(E)W(E)D(E) LAUNDRY1'-6"HANGING AREAUPPER CABSA/C #1A/C #2(E) FAMILY ROOM(N) GAME RM.(N) BEDROOM #5(N) CLOSET(N) BATH #5(N) WET BAR(E) PWDRREMODELED(N) PWDR #2AA-8AA-82'-5"2'-7"5'-0"2'-7"7'-11"DNBA-8BA-8(E) KITCHENREMODELED(E)DW30" OVEN& MICROMAX ISLAND LENGTH 10' FOR 1 SLAB36" RANGE(OVEN BELOW)DEMO (E) BEAM(E) BEAM(E) BEAM(N) BEA
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4'-8 1/2"(N) PORCH8'CLG9' CLG8'CLG9' CLG30" SOFITLINEREPLACE BEAM9' SOFFIT LINE(E) MASTER CLOSET8' BENCHMIRRORSHWR1'-3"1'-3"SHELVES(N) 48" REF5'-1 1/2"7'-8 1/2"(N) 18" DEEP GARAGE SHELVES18'-3 1/2"8'-0 1/2"10'-7"SHELVESDESKWARMDRWR(N) HUTCH9'CLGBOOKSRAILINGVERIFY (E) MED CABSIZE & CONDITIONHOOK3'-6"2'-0"6'-0"2'-0"2'-0"6'-0"6'-11"41
(E) 2040 SKLTBAWA RESIDENCEA-7AS NOTEDN.A.1-5-16PROPOSEDROOFPLAN10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070(E) RIDGE(E) VALLEY(E) RIDGE(E) VALLEY(E) RIDGE(E) RIDGE(E) VALLEY(E) VALLEY(E) RIDGE(E) VALLEY(E) VALLEY(E) RIDGE(E) HIP(E) HIP(E) HIP(E) HIP(E) HIP(E) HIP(E) HIP(E) RIDGE(E) RIDGE(E) VALLEY(E) VALLEY(E) HIP(E) HIP(E) RIDGE(E) VALLEY(E) GABLE(E) GABLE(E) RIDGETYPICAL (E) GALVANIZED GUTTERSLOPE5:12SLOPE5:12(E) VALLEY(E) RIDGE(E) V
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(E) HIP(E) HIP(E) HIP(E) HIP(E) RIDGE(E) VALLEY(E) VALLEYSLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12(E) HIP(E) 1X8 FACIA2'-0"1'-0"(E) CHIMNEYDSDSDS(E) 2040 SKLT(E) 3040 SKLT(E) 3040 SKLTDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE
5:12SLOPE
5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12(N) RIDGE(N) RIDGE(N) RIDGE(N) VALLEY(N) HIP(N) VALLEY(N) HIP(N) GABLE(N) SL.5:12(N) SL.5:12(N) SL.5:12(N) SL.5:12ROOF PLANSCALE: 1/4"=1'-0"CUT GABLE BACK TO MATCH OVERHANGS ATSIDES OF EXISTING GABLE.DS(N) CHIMNEY(N) STAINEDWOOD ARBORSCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS42
GUEST HOUSE FLOOR PLANSCALE: 1/4"=1'-0"885.0 SFGUEST HOUSE ROOF PLANSCALE: 1/4"=1'-0"AA-9BA-9RIDGERIDGERIDGEVALLEYVALLEYHIPGABLEGABLEGABLEGABLEBAWA RESIDENCEA-9AS NOTEDN.A.1-5-16PROPOSEDGUESTHOUSEPLANS10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONS36" REFTALLCABW/DBEDROOM #2BEDROOM #1DW12' SLIDERBATHGREAT ROOMPATIOSHOWER14'-3 1/2"11'-0"25'-0"19'-8 1/2"2'-0"10'-6 1/2"AA-936'-0"5'-6"10'-11 1/2"AA-95'-0"BA-921'-6"TREE #5 NO EXCAVATIONWITHIN 5' OF TREE, SEEARBORISTS REPORT FORDETAILSCANTILEVERFOUNDATION FOR 7'CLEARANCE TO TREES2'-6"14'-0"90.75'8'-1"8'-6"BA-993.0'BARN DOORPULL-DNSTAIRVAULTED CLGFLAT CLGFLAT CLGVAULTED CLGSOFFIT WALL ABOVETO VAULT RIDGEFLAT CLGVAULTED CLGCA-9WOOD BRACKETSAT FRONT ENTRYROOF OVERHANGCA-9CA-9CA-9BA-9AA-9RIDGEVALLEYVALLEYDORMERDSDSDSDSDSDSSHELVINGCOUNTER32'-0"FIREPLACE T.B.D.DN 2"5'-0"PARKING AREARETAINING WALLPARKING AREA10'-0"13'-1 1/2"10'-0 1/2"4'-10 1/2"THIS DIMENSION CAN CHANGE ALITTLE BIT IF NECESSARY43
SECTION A-ASCALE: 14" = 1'-0"6"(E) 12"(TYP)BEDROOM #2SCALE: 14" = 1'-0"ATTICSECTION B-B8"10'-1" PLATE4'-2 1/2"14'-9"BEDROOM #18'-1" CLGATTICLEFT ELEVATIONSCALE: 14" = 1'-0"HIGH WINDOWREAR ELEVATIONSCALE: 14" = 1'-0"SECTION C-CSCALE: 14" = 1'-0"6"8'-1" PLATEGREAT ROOM8"TILE ROOF TOMATCH (E)WOOD CLAD WINDOWS TO MATCHMAIN HOUSE, WOOD HEADERS ANDSTAINED WOOD SHUTTERSPAINTED STUCCOTO MATCH MAINHOUSE, TYP.WOOD CLAD WINDOWS TO MATCHMAIN HOUSE, WOOD HEADERS ANDSTAINED WOOD SHUTTERSFF: 93.2590.7591.5293.092.02'-6"90.75AVE GRADE: 91.875MAX. ALLOWABLE HT: 106.875BAWA RESIDENCEA-10AS NOTEDN.A.1-5-16GUESTHOUSEELEVATIONS& SECTIONS10-1-1521901 MT. EDEN ROAD SARATOGA, CALIFORNIA 95070SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALL REMAINWITH INNERHOUSE DESIGN. THEUSE OF THESE PLANS SHALL BERESTRICTED TO THE SPECIFICSITE ADDRESS AS NOTED ONTHIS DRAWING. REPRODUCTIONOR TRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITED WITHOUTPRIOR CONSENT OFINNERHOUSE DESIGN.REVISIONSSOFIT WALL BEYONDTO VAULT PEAKGRADERIGHT ELEVATIONSCALE: 14" = 1'-0"HIGH WINDOWSWOOD CORBELSWOOD BRACKETS AT FRONTENTRY ROOF OVERHANG15'-0"AVE GRADE: 91.875PARKINGPARKINGRETAININGWALLENTRANCE SLAB(E) 12"(TYP)14'-5" PEAKDECORATIVE VENTFRONT ELEVATIONRAIN CHAINWOOD BRACKETSAT OVERHANGTILE ROOF TOMATCH (E)WOOD CLAD WINDOWS TO MATCHMAIN HOUSE, WOOD HEADERS ANDSTAINED WOOD SHUTTERSPAINTED STUCCOTO MATCH MAINHOUSE (TYP)AVE GRADE: 91.875MAXALLOWABLEHT: 106.875ELEVATION OFPARKING AREAWALL OF HOUSEBEHIND PARKINGRETAINING WALLDORMER BEYONDDORMERSCALE: 14" = 1'-0"WOOD CLAD WINDOWS TO MATCHMAIN HOUSE, WOOD HEADERS ANDSTAINED WOOD SHUTTERSGRADEGRADEGRADEGRADEGRADEFIN FL44
6' DEER FENCE12",16"Oak30"Oak24"Oak(E) SINGLESTORY WOODFRAME HOUSE)) (N) SINGLESTORY ADDITION(N) COURTYARD(N) DRIVEWAYDECOMPOSED GRANITE(N) 4' TALL TRASHENCLOSURE23456789(E) CONCRETE DRIVEWAY TO REMAIN(E) CONCRETE PATHTO REMAIN(E) FOUNTAIN TOREMAINFOUNDATION PLANTING,TUSCAN ROSEMARY(N) GRAPE VINES(N) JAP. MAPLE(N) JAP. MAPLESHRUB ROSES (WHITE) &GROUNDCOVERFLANKING WALKWAY(N) NATIVE WILDFLOWER MEADOWW/ STEPPING STONE & BOULDER PATHS(N) CRAPE MYRTLE(WHITE)MULTI-TRUNK(N) CRAPE MYRTLE(WHITE)MULTI-TRUNKLAVENDER FLANKINGDRIVEWAYLAVENDER FLANKINGDRIVEWAYLAVENDER FLANKINGDRIVEWAY(N) NATIVEWILDFLOWERMEADOW(E) REAR YARD PLANTING TO REMAINDNARBOR W/WISTERIAPLANTER W/ VINES TOCOVER STUCCO WALLS(N) JAP. MAPLE10'-0"45
46
47
REPORT TO
THE PLANNING COMMISSION
Meeting Date:March 8, 2017
Application:PDR16-0027, ARB17-0005
Location / APN: 20600 Leonard Road / 503-190-083
Owner/Applicant:Dan Li & Chaohuang Zeng
Staff Planner:Christopher Riordan
20600 Leonard Road
SITE
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Page 2 of 6
Summary
PROJECT DESCRIPTION:
The project applicant is requesting Design Review approval to construct a new 5,288 square foot
two story single-family home which includes and attached accessory dwelling unit. The net lot area
is .79 acres or 34,680square feet. The site is zoned R-1-12,500.
STAFF RECOMMENDATION:Adopt Resolution No. 17-007 approving the project subject to
conditions of approval.
PROJECT DATA:
Gross / Net Site Area:34,680SF / .79 acres
Average Site Slope:6.1%
General Plan Designation:M-12.5 (Medium Density Residential)
Zoning:R-1-12,500
Proposed Allowed/Required Conformance
Proposed Site Coverage
Residential Footprint
Driveway
Walkways/Patios
Total
3,869 sq. ft.
3,618 sq. ft.
2,177 sq. ft.
9,664 sq. ft.
20,981 sq. ft.
[19,074 sq. ft. + 10%
(1,907 sq. ft.)
increase for a deed
restricted accessory
dwelling unit]
Conforms
Floor Area
First Floor
Second Story
Total
3,772 sq. ft.
1,491 sq. ft.
5,288 sq. ft.
5,313 sq. ft.
[4,830 sq. ft. + 10%
(483 sq. ft.) increase
for a deed restricted
accessory
dwelling unit]
Conforms
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total
436.0
442.0
439.0
465.0
(26.0 ft.)
26 Feet Conforms
Setbacks
Front
Left (First Floor)
Left (Second Floor)
Right (First Floor)
Right (Second Floor)
Rear (First Floor)
Rear (Second Floor)
72’-6”
20’-0”
44’-6”
15’-0”
37’-0”
98-0”
104’-0”
25’
10’
15’
10’
15’
50’
60’
Conforms
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Page 3 of 6
Proposed Allowed/Required Conformance
Grading
Residential Footprint
Driveway
Walkways/Patios
Total
Cut
206
111
81
398
Fill
18
206
0
224
Total
224
317
81
622
No Grading Limitations
in the R-1-12,500
zoning district
Conforms
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Description:The project site is located at 20600 Leonard Road. Located on site is an
existing one story ranch style home with a stucco exterior and wood shake roof. An asphalt
driveway provides access to the residence which is setback 110 feet from the street. Front
landscaping includes existing fruit trees and a line of Olive trees located along the front property
line. Rear yard landscaping includes additional fruit trees, brick patios and walkways, a fountain,
and a brick BBQ.
The average slope of the site is 6.1% with a 14 foot rise in elevation from the front to the back.
The elevation of the site to the rear (south) is higher than the project site while the elevation of
each site to the side, both east and west, are lower.
Leonard Road includes a combination of both one and two story residences. A one story home is
located on the adjacent site to the left (east) and a two story home is located on the adjacent site
to the right (west). Both homes across the street are one story. The home to the rear located on
Debbie Lane is a two story.
Eighteen trees protected by City Code are located on site. These include European olives,
Pomegranate, Italian Cypress, Apricot, Pear, and Citrus. None of the trees are native trees.
Project Description and Architectural Style: The project would include the construction of a
new 5,288 square foot two story single-family residence with an attached accessory dwelling
unit. An attached garage would provide enclosed parking for three vehicles.
The applicant has identified the architectural style of the proposed residence as “Mediterranean”
Proposed exterior materials include a smooth trowel stucco finish, stone columns, front and rear
facing balconies with precast stone balustrades, recessed front entry, stone veneer along the base of
the front elevation and at the entry, and both arched and square shaped windows. The second story
massing is located at the center of the building footprint with one story architectural projections on
both sides.
The residence would include one gas fireplace on the first story located in the Living Room – no
wood fireplaces are proposed.
Landscaping: The project does not include any new front or rear landscaping. The existing
driveway will be removed and replaced with a new concrete circular driveway. The existing line of
Olive trees and groundcover along the front setback area will be maintained.
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Page 4 of 6
Materials and Colors:
Detail Colors and Materials
Exterior Tan Colored Smooth Finish Stucco / Stone Veneer
Windows Aluminum Clad Wood Windows
Roof Concrete Barrel Tiles
Trees:
A total of 18 trees protected by City Code were evaluated by the City Arborist. Seven of the
protected trees are requested for removal which includes three European Olives, one Pear, two
Italian Cypress, and two Lemons. The City Arborist has determined that the trees to be removed
are in poor condition or would be adversely impacted by the proposed construction and meet the
criteria allowing their removal and replacement as listed in the arborist report. All remaining
protected trees in the vicinity of the project will be protected during the duration of the project.
Details of the arborist findings and descriptions of the trees to be removed are included in the
Arborist report which is included as Attachment #2.
Residential Calgreen Measures: The project will meet the minimum CalGreen standards for a
new home. A copy of the Residential Calgreen Measures Checklist is included on sheet A-11 of
the Development Plans.
Neighbor Notification and Correspondence:
The applicant mailed Neighbor Notification Forms to all six adjacent neighbors and followed up
with a personal visit to discuss their project. The applicant made notes of each neighbor’s
comments (Attachment 3) and included what measures were taken to address each neighbors
concern. In response to the input received from adjacent neighbors, building setbacks were
increased and existing trees and landscaping are being maintained.
A Public Notice was sent by the Community Development Department to property owners within
500 feet of the site. No additional concerns have been brought to the City’s attention as of the
writing of this staff report.
FINDINGS
Design Review Findings -The Planning Commission shall not grant design review approval unless
it is able to make the following findings. These findings are in addition to and not a substitute for
compliance with all other Zoning Regulations (which constitute the minimum requirements, as
provided in City Code Section 15-05.050).
1. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the project minimizes changes to the
existing contours of the site. The proposed residence would be located on an area of the site
with minimal slope.
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Page 5 of 6
2. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations).
If constraints exist on the property, the number of protected trees, heritage trees, and
native trees approved for removal shall be reduced to an absolute minimum. Removal
of any smaller oak trees deemed to be in good health by the City Arborist shall be
minimized using the criteria set forth in Section 15-50.080. This finding can be made in
the affirmative in that the project has been designed to reduce impacts to a minimum number
of protected trees. Seven trees protected by City Code are requested for removal to construct
the project. These three European Olives, one Pear, two Italian Cypress, and two Lemons. The
City Arborist has determined that the trees to be removed are either dead or in poor condition, or
would be adversely impacted by the proposed construction. The City Arborist has determined
that the trees to be removed are in poor condition or would be adversely impacted by the
proposed construction and meet the criteria allowing their removal and replacement as listed in
the arborist report. The remaining protected trees in the vicinity of the project will be
preserved and protected during the duration of the project.
3. The height of the structure, its location on the site, and its architectural elements are
designed to avoid unreasonable impacts to the privacy of adjoining properties and to
community viewsheds.
This finding can be made in the affirmative in that the 34,680 square foot size of the parcel,
the building setbacks from property lines, and existing and proposed vegetation and trees
would screen views of both the project from surrounding properties. Because of the building
setbacks and the existing vegetation and proposed landscaping would screen the project from
the residences on the adjacent sites, there would be no unreasonable impact to the privacy of
adjoining properties and to community viewsheds.
4. The overall mass and the height of the structure, and its architectural elements are in
scale with the structure itself and with the neighborhood.
This finding can be made in the affirmative in that the overall design, height, materials, and
location of building features will avoid the perception of excessive bulk and the Mediterranean
architectural theme of the project and the use of thematic elements for the proposed architectural
style helps unify the building façades. The facades of the buildings are well articulated with
jogs in the building lines with varying height of roof elements, architectural projections, and
rooflines. The elevations are softened by the use of varying materials to include earth toned
smooth finished stucco and natural colored stone.
5. The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape.
This finding can be made in the affirmative in that the existing front yard landscaping will be
preserved and only a minimum amount of hardscape for the front driveway would be located
within the front setback area.
6. Development of the site does not unreasonably impair the ability of adjoining properties
to utilize solar energy. This finding can be made in the affirmative in that the proposed
structures have ample setbacks from buildings on adjacent sites so there would be no 52
Page 6 of 6
shadowing that could impair the ability of adjoining properties to utilize solar energy. The
design of the structure would not unreasonably impair opportunities for the utilization of
solar energy.
7. The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055. This finding may be made
in the affirmative in that the proposed project conforms to the applicable design policies and
techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding
unreasonable interference with privacy and views as detailed in the findings above.
8. On hillside lots, the location and the design of the structure avoid unreasonable impacts
to ridgelines, significant hillside features, community viewsheds, and is in compliance
with Section 15-13.100. This finding is not applicable to the project as the site is not
classified as a hillside lot.20600
Environmental Determination:The project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New
Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This
exemption allows for the construction of up to three single-family residences and no exception to
that exemption applies.
STAFF RECOMMENDATION:Adopt Resolution No. 16-033 approving the project subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. Arborist Report dated December 7, 2016
3. Neighbor Notification
4. Story Pole Certification
5. Development Plans (Exhibit "A")
53
RESOLUTION NO: 17-007
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING A NEW TWO STORY SINGLE FAMILY RESIDENCE
LOCATED AT 20600 LEONARD ROAD
WHEREAS, on November 21, 2017, an application was submitted by Dan Li and
Chaohuang Zeng requesting Design Review approval to construct a new two story home located at
20600 Leonard Road. The project has a total floor area of 5,288 square feet. The height of the
proposed residence would be 26 feet. The site is located within the R-1-12,500 zoning district (APN
503-190-083).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on March 8, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of
Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of up to three single-family residences and no exception to that exemption applies.
Section 3: The project is consistent with the following Saratoga General Plan Policies: Land
Use Goal 13 which provides that the City shall use the Design Review process to assure that the
new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of
development proposals in hillside areas by requiring visual analyses and imposition of conditions to
prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides
that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the
visual impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project follows the natural
contours of the site, minimizes grading, and is appropriate given the property’s natural constraints;
preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining
properties and to community viewsheds; the mass and height of the structure and its architectural
elements are in scale with the structure itself and with the neighborhood; landscaping minimizes
Attachment 1
54
hardscape in the front setback area and contains elements that are complementary to the
neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize
solar energy; is consistent with the Residential Design Review Handbook; and in the case of hillside
lots, avoids unreasonable impacts to ridgelines, significant hillside features, community viewsheds,
and is in compliance with Section 15-13-100.
Section 5: The project is consistent with the Saratoga City Code in that the removal of
seven protected tree meets the criteria established in Section 15-50.080(a).
Section 6: The City of Saratoga Planning Commission hereby approves PDR16-0027 and
ARB17-0005 located at 20600 Leonard Road subject to the Findings, and Conditions of Approval
attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 8th day of
March 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
55
Exhibit 1
CONDITIONS OF APPROVAL
PDR16-0027 and ARB17-0005
20600 Leonard Road
(APN 503-190-083)
GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold Harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
56
5. Construction must be commenced within 36 months from the date of this approval (March 8,
2020), or this resolution will expire.
COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated January 10, 2017. All proposed changes to the
approved plans must be submitted in writing with plans showing the changes, including a
clouded set of plans highlighting the changes. Such changes shall be subject to approval in
accordance with City Code.
8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
9. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
10. Prior to issuance of Building Permits the applicant shall prepare for review and approval by City
staff a Construction Management Plan for the project which includes but is not limited to the
following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
11. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of
lattice.
57
12. This Condition is Permanent: The owner shall record a deed restriction satisfactory to the
Community Development Director restricting the rental of the second unit to only households
that qualify as low, very-low, or extremely-low income households as those terms are defined in
the most recent Santa Clara County Housing and Urban Development Program Income Limits.
In the event that the most recent such report is more than five years old, in accordance with the
definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those
sections exist as of the effective date of this restriction. “Rental” means any agreement whereby
the occupant(s) of the second unit make any payment in consideration of said occupancy.
ARBORIST
15. All requirements in the City Arborist Report dated February 17, 2017 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
16. Applicant (owner) shall obtain an encroachment permit from the City for any and all
improvements in any City right-of-way or City easement prior to commencement of the work to
implement this Design Review.
17. Prior to issuance of Zoning approval, the applicant shall submit a site plan and associated
calculations for stormwater treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for Small
Projects and Detached Single-Family Home Projects.
FIRE DEPARTMENT
18. The owner/applicant shall comply with all Fire Department requirements.
BUILDING DEPARTMENT SUBMITTAL
19. Four (4) sets of complete construction plans shall be submitted to the Building Division. These
plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks and elevations comply with the Approved Plans,”
which note shall represent a condition which must be satisfied to remain in compliance
with this Design Review Approval.
58
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB17-0005
Prepared by Kate Bear, City Arborist Site: 20600 Leonard Road
Phone: (408) 868-1276 Owner: Dan Li and Steve Zeng
Email: kbear@saratoga.ca.us APN: 503-19-083
Email: not provided
Report History: Final report Date:February 17, 2017
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new two stor y house
with an attached three car garage.
Seven trees (1, 2, 8, 9, 10, 17 and 18) are requested for removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $7,930
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 1, 2, 8, 9, 10, 17 and 18 are approved for removal and
replacement once building permits have been issued.
Replacement trees – Required = $4,810
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
1
59
20600 Leonard Road Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Seven trees (1, 2, 8, 9, 10, 17 and 18) are in conflict with the proposed work. They meet the
City’s criteria allowing them to be removed and replaced as part of the project, once
building division permits have been obtained. Attachment 2 contains the tree removal
criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met
1, 2 Olive 1, 4, 6, 7, 9
8, 9, 10 Flowering pear,
Italian cypress 1, 4, 6, 7, 9
17, 18 Citrus 1, 4, 6, 7, 9
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist report dated October 11, 2016;
2) This report dated February 17, 2017.
2
60
20600 Leonard Road Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessit y to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the propert y.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularl y on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beaut y, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safet y, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessit y to remove the tree for economic or other enjoyment of the propert y when there is no
other feasible alternative to the removal.
(10) The necessit y to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
3
61
20600 Leonard Road Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Michael Bench, Consulting Arborist
Date of Report: October 11, 2016
An arborist report that inventoried 18 trees protected by Saratoga Cit y Code was submitted
for this project. Information on the condition of each tree, suitability for preservation and
appraised values was provided. Seven protected trees on site are requested for removal as
part of the project. They qualify for removal and replacement with new trees during
construction of the new home. Tables summarizing information about each tree follow.
Table 2: List of trees from October 11, 2016 arborist report.
4
62
20600 Leonard Road Attachment 3
Table 3: Value assessment of trees from October 11, 2016 arborist report.
5
63
20600 Leonard Road Attachment 3
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2. All recommendations in the arborist report dated October 11, 2016 prepared by Michael
Bench shall become conditions of approval.
3. The arborist report dated October 11, 2016 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. This report dated February 17, 2017 shall be copied onto a plan sheet and included in the
final set of plans.
5. The designated Project Arborist shall be Michael Bench, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $7,930 for tree(s) 3 – 6 and 14.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
6
64
20600 Leonard Road Attachment 3
9. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
10. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
11. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
12. Trenching to install utilities is not permitted inside tree protection fencing.
13. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
14. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
15. Trees 1, 2, 8, 9, 10, 17 and 18 meet the criteria for removal and may be removed and
replaced once Building Division permits have been obtained.
16. Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
17. New trees equal to $4,810 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species. Replacement values for new trees
are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
18. At least two new trees shall be planted in the front yard.
19. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant the necessar y number of new trees, some of the value for
trees may be paid into the City’s Tree Fund.
20. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection.
7
65
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Attachment 3
67
68
69
70
71
Attachment 4
72
ABREVIATIONSABREVIATIONS
@ -at
A.D. -area drain
alum. -aluminum
bldg. -building
blk -block
blkg -blocking
BM. -beam
cab. -cabinet
clg. -ceiling
clkg -caulking
CL. -closet
clr. -clearance
cmt. -casement
conc. -concrete
cont. -continuous
cntr. -counter
ctr. -center
dbl. -double
D.H. -double hung
dia. -diameter
DN. -down
dr. -door
DS. -downspout
(E) -existing
ea. -each
EJ. -expansion joint
EL. -elevation
eq. -equal
EXT. -exterior
F.D. -floor drain
F.F. -finish floor
F.G. -finish grade
flash.-flashing
FTG. -footing
ga. -guage
galv. -galvanized
GL. -glass
GND. -ground
GR. -grade
H.B. -hose bibb
H.C. - hollow core
hdwd. -hardwood
hr. -hour
hgt. -hieght
insul. -insulation
INT. -interior
Kit. -kitchen
max. -maximum
M.C. -medicine cabinet
Mech.-mechanical
Mfr. -manufacturer
min. -minimum
MIR. -mirror
(N) -new
N.G. -natural grade
N.I.C. -not in contract
N.T.S.-not to scale
obs. -obsure
O.C. -on center
O.D. -outside diameter
PL. -plate
ply. -plywood
pkt. -pocket
P.T. -pressure treated
ref. -refrigerator
reg. -register
reinf. -reinforced
req'd. -required
R/A -return air
RM. -room
R.O. -rough opening
RWD. -redwood
S.C. -solid core
S.D. -soap dispenser
S.H. -sill hieght
SL. -slider
sim. -similar
sq. -square
S.S. -stainless steel
STD. -standard
STR. -structural
Temp.-tempered
TRD. -tread
T.C. -top of curb
T.O.S.-top of slab
TEL. -telephone
THK. -thick
T.V. -television
T.W. -top of wall
typ. -typical
uno. -unless otherwise noted
vert. -vertical
w/ -with
W.C. -water closet
WD. -wood
w/o -without
W.P. -waterproof
w.i. -wrought iron
sheet
revisions
A-1
3.24.16
date
GENERAL NOTESGENERAL NOTES
Contractor shall maintain at the site a copy of the construction documents marked
"RECORD DOCUMENTS" and note all modifications thereto. These documents shall be
returned to the Owner.
Contractor shall obtain and pay for all permits, licenses, construction taxes and fees
required by city, county and state laws, except the general building permit fee, which will
be paid by the Owner.
Contractor is responsible for confirming and coordinating all quantities and dimensions,
selecting fabrication processes, techniques of assembly and for the performance of all
work in a safe and satisfactory manner.
Contractor shall arrange for, and secure, required test, permits and inspections, and bear
costs for same. Contractor shall provide to owner, Certified Waiver of Liens for all
subcontractors and suppliers prior to payment .
Contractor must carry a minimum of $1,000,000 combined single limit Public Liability and
Property Damage Insurance and all policies shall include Owner as additional insured.
Certificates of insurance must be furnished to Owner.
Owner may make changes by altering, adding to or deducting from the scope of work,
with the contract sum being adjusted. All changes must be approved in writing by the
Owner and/or Architect before work is started. Substitutions of materials or methods
contrary to these drawings shall be approved by Architect/Owner. If more than one finish
or style is available in an item specified, Contractor is obligated to notify Architect/ Owner.
Dimensions shall be followed in preference to scale, and detail drawings in preference to
small scale drawings. Check the accuracy of all dimensions in field prior to construction,
or prior to ordering or fabricating of materials or products.
Specifications and written notes and schedules on drawings shall be followed in
preference to information on line drawings .
Typical details shall apply where no specific details or sections are provided.
Contractor must notify Architect of any Errors or Omissions found on these drawings, or
other contract documents. If Contractor fails to give such notification before construction,
he is responsible for the results. Drawings and specifications are complimentary and work
called for in one and not the other shall be provided as though fully set forth in both.
Contractor is responsible for the satisfactory completion of all work in accordance with
these plans, specifications, MOST CURRENT local and California BUILDING codes
applicable to this project.
2013 California Fire Code 2013 California Building Code
2013 California Mechanical Code 2013 California Plumbing Code
2013 California Electrical Code 2013 California Energy Code
2013 California Residential Code
2013 California Green Building Code
Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CASHEET INDEX
A-1 COVER PAGE
A-2 SITE PLAN
A-3 FLOOR PLAN
A-4 ELEVATIONS
A-5 SECTIONS
A-6 ELECTRICAL PLANS
A-7 ROOF PLAN
A-8 SCHEDULES/ DETAILS
T24-1 ENERGY PERFORMANCE
T24-2 ENERGY COMPLIANCE
S-1 FOUNDATION PLAN
S-2 CEILING FRAMING PLAN
S-3 ROOF FRAMING PLAN
SD-1 STRUCTURAL DETAILS
SDN STRUCTURAL NOTESCONSTRUCTION PLANS FOR:CONDITIONS OF APPROVALCONDITIONS OF APPROVAL
CONSULTANTSCONSULTANTS
STRUCTURAL ENGINEERSTRUCTURAL ENGINEER
Betta Group 408-267-7190
CIVIL ENGINEERCIVIL ENGINEER
TBD
SOIL ENGINEERSOIL ENGINEER
TBD
TITLE 24 TITLE 24
Frank Iannucci 408-866-1620
INTERIOR DESIGNERINTERIOR DESIGNER
TBD
LANDSCAPE ARCHITECTLANDSCAPE ARCHITECT
TBD
CONTRACTOR
TBD
1.10.17
PROJECT DATAPROJECT DATA
APN 503-190-83
Construction type V-B Occupancy R-3/U
Zoning R-1-12.5
Lot size 34680 sf (gross) 34680 sf (net)
existing 2044 sf home built in 1949 to be
demolished.
FloorFloor square footage
1st floor 2556
Secondary Unit 572
2nd floor 1491
Total House 4645
Garage 644
Open to below 25
TOTAL Floor Area 5288
max. allowed in R1.12.5 is 4830 sf
10% density bonus 483 sf
Floor Area allowed 5313 sf
Highest grade @ building 442.0
Lowest grade @ building 436.0
Average grade @ building 439.0
Maximum hieght of building 26'-0"
Setbacks required/proposed
Front 25/72.5
Side 10/15 (first floor)
Side 15/38.5' (second floor)
Rear 25/98
FIRE NOTESFIRE NOTES
1.Early warning Fire Alarm System
a.EWAS shall be installed in compliance with NFPA 72A
and Saratoga City Ordinance 16-60
b.The Alarm contractor shall provide (3) copies of working
drawings to the Fire District for review and approval.
c.The Fire District must issue a permit prior to installation
of the EWAS.
d.The alarm contractor must have a City business license
and worker's compensation certificate.
2.Fire Sprinkler System
a.An automatic sprinkler shall be installed throughout th
entire structure in accordance with NFPA standard 13.
Saratoga City Ordinance 16-15.070
b.fast response fire sprinkler heads shall be installed
throughout the garage and all contiguous areas with in the
structure utilized for workshop or storage purposes.
c.The sprinkler contractor shall provide (2) copies of the
working drawings and calculations to the Fire District.
d.The Fire District must issue a permit prior to the
installation of the fire sprinkler system.
e. The sprinkler contractor must have a City business
license and worker's compensation certificate.
T r u ss ca lc u l a ti o n sTruss c a l c u l a t i o n s
d e fe r re d su b m itta ldeferred s u b m i tta l
MANDATORY CALGREEN MANDATORY CALGREENMEASURESMEASURES 4.106.2 A plan is developed and implemented to manage stormwater drainage during construction.
4.106.3 Construction plans shall indicate how site grading or a
drainage system will manage all surface water flows to keep water
from entering buildings.
4.201.1 Low-rise residential buildings shall meet or exceed the
minimum standard design required by the California Energy
Standards
4.303.1 Indoor water use shall be reduced by at least 20 percent
using one of the following methods. 1. Water saving fixtures or flow
restrictors shall be used. 2. A 20 percent reduction in baseline water
use shall be demonstrated
4.303.2 When using the calculation method specified in Section
4.303.1, multiple showerheads controlled by a single valve shall not
exceed maximum flow rates.
4.303.3 Plumbing fixtures (water closets and urinals) and fittings
(faucets and showerheads) shall comply with specified performance
requirements.
4.304.1 Automatic irrigation systems controllers installed at the time
of final inspection shall be weathered or soil moisture-based.
4.406.1 Annular spaces around pipes, electric cables, conduits or
other openings in plates at exterior walls shall be protected against
the passage of rodents by closing such openings with cement
mortar, concrete masonry or similar method acceptable to the
enforcing agency.
4.408.1 Recycle and/or salvage for reuse a minimum of 50 percent
of the nonhazardous construction and demolition waste in
accordance with one of the following: 1. Comply with a more
stringent local construction and demolition waste management
ordinance; or 2. A construction waste management plan per Section
4.408.2; or 3. A waste management company per Section 4.408.3;
or 4. The waste stream reduction alternative per Section 4.408.4.
A4.408.1 Construction waste generated at the site is diverted to
recycle or salvage in compliance with one of the following: 1. Tier 1
at least a 65 percent reduction 2. Tier 2 at least a 75 percent
reduction Exception: Equivalent waste reduction methods are
developed by working with local agencies.
4.410.1 An operation and maintenance manual shall be provided to
the building occupant or owner.
4.503.1 Any installed gas fireplace shall be a direct-vent sealed
combustion type. Any installed woodstove or pellet stove shall
comply with US EPA Phase II emission limits where applicable.
Woodstoves, pellet stoves and fireplaces shall also comply with
applicable local ordinances.
4.504.1 Duct openings and other related air distribution component
openings shall be covered during construction.
4.504.2.1 Adhesives, sealants and caulks shall be compliant with
VOC and other toxic compound limits. 4.504.2.2 Paints, stains and
other coatings shall be compliant with VOC limits. X 4.504.2.3
Aerosol paints and coatings shall be compliant with product weighted
MIR limits for ROC and other toxic compounds.
4.504.2.4 Documentation shall be provided to verify that compliant
VOC limit finish materials have been used.
4.504.3 Carpet and carpet systems shall be compliant with VOC
limits.
4.504.4 50 percent of floor area receiving resilient flooring shall
comply with the VOC-emission limits defined in the Collaborative for
High Performance Schools (CHPS) High Performance Products
Database or be certified under the Resilient Floor Covering Institute
(RFCI) Floor Score program; or meet California Dept. of Public
Health, “Standard Method for the Testing and Evaluation of Volatile
Organic Chemical Emissions from Indoor Sources Using
Environmental Chambers”, Version 1.1, February 2010 (also known
as Specification 01350.)
4.504.5 Particleboard, medium density fiberboard (MDF) and
hardwood plywood used in interior finish systems shall comply with
low formaldehyde emission standards.
4.505.2 Vapor retarder and capillary break is installed at slab on
grade foundations. These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017
VICIN ITY MAPVICINITY MAP
1"=40'-0"1 "=40'-0 "Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808PROJECT SC O PEPROJECT SCO PE
Demolish and remove existing 67Demolish and remove existing 67
year old 20 44 sf sin gle story ranchyear old 2044 sf single story ranch
home and drivew ay. Construct newhome and driveway. Construct n ew
4645 sf two sto ry contem po rary4645 sf two story conte mporary
meditereanean h ome with 644 sfmeditereanean home with 64 4 sf
garage, 228 sf porche s, 416 sfgarage, 22 8 sf porches, 416 sf
balcony and ne w circular driveway. balcon y and new circular driveway.
SHEET INDE XSHEET INDEX
A.1 Cove r pageA.1 C over page
A.2 Demo lition planA.2 D emolition plan
A.3 Site planA.3 Site plan
A.4 Title sheetA.4 Title sh ee t
A.5 Grading an d Drainage planA.5 Gra ding and D rainage plan
A.6 First floor p la nA.6 First floor plan
A.7 Se cond floor p la nA.7 Second floor plan
A.8 ElevationsA.8 Elevations
A.9 ElevationsA.9 Elevations
A.10 SectionsA.10 Sections
A.11 Roof PlanA.11 Roof Plan
A.12 Ma nd atory Calgreen checklistA.12 Mandatory Ca lg reen ch ecklist MVARCHITECT73
W1W1W1
D1D1D1
AAA
sheet
revisions
A-2
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17
SITE PLAN
1/8"=1'-0"
3.24.1611These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808MVARCHITECT74
sheet
revisions
A-3
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808MVARCHITECTEXISTING LANDSCAPING INFRONT YARD AREA TO REMAIN.75
sheet
revisions
A-4
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808MVARCHITECT76
sheet
revisions
A-5
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808MVARCHITECTEXISTING LANDSCAPING INFRONT YARD AREA TO REMAIN.77
REF.WH
5060LS8060TC
4070MU6050FX
2636SC
8060TC
4070MU
6046DC3636LS2646SC5036DC 2030SC 4040LS 8046TC
2646FX6030TC4070MUUPNo roof or ceiling ventilation is required ifopen or closed air impermeable cell foaminsulation is used.3158 SQ FT2'-7" 1 +20'-4"4' -1'-6" 1 +16'-2" -11'-1" 1 -0' +15'-6" 1 -31'-6"5'-0" 1 +5'-1" -1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'10'-10"1'-10"11'-3"1'-7"8"
102'-10" -2'-8" 1 -5'-5" 1 -9" 1 +52'-6" 1 -21'7'-4"2'-5"11'-11"1'-8"1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'52'-6" 1 -8"
1'-6" 1 -11'1'-6" -5'-5" 1 +11'-6"15'-8" -3'-7" +4'-10" -3'-6" 1 +18'-6" 1 -9'4" 1 15'-7" 12'-8" 1 -5'-5" 1 -9" 1 +GARAGE
DINING LIVING
FAMILY
GUEST
STUDY
PANTRY
PORCH
ARCHNOOK
KITCHEN TVPOWDER
BATHKITCHENETTECLOSET
INLAWS
ENTRY
BUTLERTV
ARCHARCHLAUNDRY POCKET DOORARCHARCHHALL
SECONDARY UNIT
CLOSET
PATIO
439.00
TOS 440.00
FF
BATH
439.75
TOSLIVING AREAGAS ONLYFIREPLACEgas only fireplaceBBBBAAAABB
CC
DD EE FF
GG
AA
HH sheet
revisions
A-6
date
FIRST FLOOR PLAN
1/4"=1'-0"
3128 sf House
644 sf Garage Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CANN
CONSTRUCTION PLANS FOR:1.10.17
3.24.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808Area calculationsArea calculations
A.31X42.8=1326.8
B.16X40.3=644.8
C.11x40=440
D.16x40.3=644.8
E.12.3x27.3=335.7
F.13x25.5=331.5
G.2x12.8=25.6
H.3x7.5=23
FIRST FLOOR 3772.2 sf
FLOOR PLAN NOTESFLOOR PLAN NOTES
(1)Install 5/8" type 'x' sheetrock @ walls and ceiling under stairs and
between garage and house.
(2)Door between house and garage shall be fire rated 1 3/8" solid core with
self closer. (20 min. fire rating)
(3)Provide 22" x 30" min. underfloor and attic access as required per code.
(4)Provide minimum 36" inch deep landing outside all exterior doors .
(5)Step downs may not exceed 7 3/4" inches for in-swinging and sliding
doors.
(6)Thresholds at doorways shall not exceed 3/4" in height for sliding doors
and max. 1/2" floor level change for out swing doors.
(7)Floor level changes @ doorways greater than 1/4" shall be beveled with
a maximum 50% slope (1rise/ 2 run).
(8)A 42" high guardrail is required @ floor level changes 30" or greater. The
guardrail must be capable of resisting 20 PLF horizontal load
perpendicular to top rail and include intermediate rails such that a 4"
DIA. sphere cannot pass through.
(9)Provide egress window @ all sleeping rooms. Minimum net opening
must be 24" height x 20" width and 5.7 square feet. The bottom of
opening must be no more than 44" above finish floor.
(10)Provide natural lighting source (window, skylight) with an area of not less
than 1/10 of the floor area.
(11)Provide natural ventilation (window, door, operable skylight) with an area
of not less than 1/20 of floor area.
(12)Safety glazing (tempered) is required for all panes within 24" of door -
18" off finish floor - 60" above a standing surface and drain inlet @ tubs
and showers, and stair landings. All other exterior glazing requires min.
one pane tempered glass per WUI code requirements.
(13)Handrails are required at stairways with more than 3 risers.
(14)Handrails must have a 1-1/4 - 2 inch graspable cross section, no sharp
corners, 34- 38 inches above stair nosing, extend continuously from top
to bottom riser, and terminate at newel posts or return to walls.
(15)Specify minimum 1/4 inch per ft slope for weather-exposed balconies
uno.
(16)All new water closets to be maximum 1.28 gallons per flush.
(17)Provide seismic anchorage of all water heaters per UPC 510.5
(18)All tub and shower controls shall be provided with pressure balance
control valves..
(19)All tub and shower wall must have a smooth, hard, and nonabsorbent
surface over a moisture resistant underlayment to a height of 70" above
drain inlet.
(20)Bathroom accessories: medicine cabinets, towel bars, paper
dispensers, etc. shall be furnished by Owner and installed by Contractor.
Install backing as required.
(21)Shower doors: to be 3/8" frameless clear tempered glass with chrome
hinges, UNO.MVARCHITECT78
6046DC 3040FX2026FX2640FX
3040FX3030LS3030LS2020FX
7946PT6050DC
3040FX4040LS5050LS
6050DC
1483 SQ FT6'16'-2"
7'16'16'-3" -40'-6"56'-4"
BATH 2
OPEN
BELOW
BALCONY
BED 2
BED 3
CLOSET
COVERED
BALCONY
CLOSET
451.00
FF
BATH 3
MASTER BATH
MASTER BDRMLIVING AREACLOSETlinenHALLB
BBBAAAAREF.WH
5060LS8060TC
4070MU6050FX
2636SC
8060TC
4070MU
6046DC3636LS2646SC5036DC 2030SC 4040LS 8046TC
2646FX6030TC4070MUUPNo roof or ceiling ventilation is required ifopen or closed air impermeable cell foaminsulation is used.5'-0" 1 +5'-1" -1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'10'-10"1'-10"11'-3"1'-7"8"2'-8" 1 -5'-5" 1 -9" 1 +52'-6" 1 -21'7'-4"2'-5"11'-11"1'-8"1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'8"
1'-6" 1 -11'1'-6" -5'-5" 1 +11'-6"15'-8" -3'-7" +4'-10" -3'-6" 1 +18'-6" 1 -9'4" 1 15'-7" 12'-8" 1 -5'-5" 1 -9" 1 +GARAGE
DINING LIVING
FAMILY
GUEST
STUDY
PANTRY
PORCH
ARCHNOOK
KITCHEN TVPOWDER
BATHKITCHENETTECLOSET
INLAWS
ENTRY
BUTLERTV
ARCHARCHLAUNDRY POCKET DOORARCHARCHHALL
SECONDARY UNIT
CLOSET
PATIO
439.00
TOS 440.00
FF
BATH
439.75
TOSLIVING AREAGAS ONLYFIREPLACEgas only fireplaceBBAA67 sf open to
belowII
JJ
KK LL
MM
440.00
FF
439.00
TOS
NATURAL G R AD E
FINISH GRADE
465.00
TOP OF RIDGE
26 feet above average grade
18 feet above average grade REF.WH
5060LS8060TC
4070MU6050FX
2636SC
8060TC
4070MU
6046DC3636LS2646SC5036DC 2030SC 4040LS 8046TC
2646FX6030TC4070MUUPNo roof or ceiling ventilation is required ifopen or closed air impermeable cell foaminsulation is used.5'-0" 1 +5'-1" -1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'10'-10"1'-10"11'-3"1'-7"8"2'-8" 1 -5'-5" 1 -9" 1 +21'7'-4"2'-5"11'-11"1'-8"1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'8"
1'-6" 1 -1'-6" -3'-6" 1 +4" 12'-8" 1 -5'-5" 1 -9" 1 +GARAGE
DINING LIVING
FAMILY
GUEST
STUDY
PANTRY
PORCH
ARCHNOOK
KITCHEN TVPOWDER
BATHKITCHENETTECLOSET
INLAWS
ENTRY
BUTLERTV
ARCHARCHLAUNDRY POCKET DOORARCHARCHHALL
SECONDARY UNIT
CLOSET
PATIO
439.00
TOS 440.00
FF
BATH
439.75
TOSLIVING AREAGAS ONLYFIREPLACEgas only fireplaceBBAANATURAL GRADE
FINISH GRADE
465.00
RIDGE
440.00
FF
26 feet above average grade
18 feet above average grade
sheet
revisions
A-7
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17
EAST -SIDE
WEST -SIDE These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017
ELEVATIONS
1/4"=1'-0"Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808Area calculationsArea calculations
I.16x29.5=472
J.11x24-67=197
K.16x40.3=644.8
L.6x11.5=69
M.6.8x16=108.8
SECOND FLOOR 1491 sf
11
NN
SECOND FLOOR PLAN
1/4"=1'-0"
1491 sf
22
33
44
55
66
77
88
99
11
1010
33
33
44
44
22
22
1010
11
EXTERIOR SPECS
Siding - Stucco- smooth finish
Veneer- Thin cut adhesive stone veneer
Roofing- Concrete barrel tile
Gutters- 5" Ogee style aluminum
Exterior trim- TBD
Exterior doors - TBD
Windows - Alum. Clad Wood
Front door-TBD
Garage door- TBD
Skylights-deckmount Velux or equal MVARCHITECT79
436.00
lowest grade at building
440.00
FF 439.00
TOS
NATURAL GRADE
438
NATURAL GRADE
4:12 pitch
4:12 pitch
clay color barrel tile roof
barrel tile roof
earthtone stucco
exterior clad
wood windows
precast
ballastrades
465.00
top of ridge
451.00
FF
clay color barrel tile roof
26 feet above average grade
18 feet above average grade
451.00
FF
440.00
FF
465.00
top of ridge
4:12 pitch roof 4:12 pitch roof
barrel tile roof
stucco
L I N E O F N A T U R A L G R A D E
442.00
highest natural grade at building
439.00
new finish grade
26 feet above average grade
18 feet above average grade
REF.WH
5060LS8060TC
4070MU6050FX
2636SC
8060TC
4070MU
6046DC3636LS2646SC5036DC 2030SC 4040LS 8046TC
2646FX6030TC4070MUUPNo roof or ceiling ventilation is required ifopen or closed air impermeable cell foaminsulation is used.5'-0" 1 +5'-1" -1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'10'-10"1'-10"11'-3"1'-7"8"2'-8" 1 -5'-5" 1 -9" 1 +21'7'-4"2'-5"11'-11"1'-8"1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'52'-6" 1 -8"
1'-6" 1 -1'-6" -3'-6" 1 +4" 12'-8" 1 -5'-5" 1 -9" 1 +GARAGE
DINING LIVING
FAMILY
GUEST
STUDY
PANTRY
PORCH
ARCHNOOK
KITCHEN TVPOWDER
BATHKITCHENETTECLOSET
INLAWS
ENTRY
BUTLERTV
ARCHARCHLAUNDRY POCKET DOORARCHARCHHALL
SECONDARY UNIT
CLOSET
PATIO
439.00
TOS 440.00
FF
BATH
439.75
TOS GAS ONLYFIREPLACEgas only fireplaceBBAAREF.WH
5060LS8060TC
4070MU6050FX
2636SC
8060TC
4070MU
6046DC3636LS2646SC5036DC 2030SC 4040LS 8046TC
2646FX6030TC4070MUUPNo roof or ceiling ventilation is required ifopen or closed air impermeable cell foaminsulation is used.3158 SQ FT5'-0" 1 +5'-1" -1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'10'-10"1'-10"11'-3"1'-7"8"
102'-10" -2'-8" 1 -5'-5" 1 -9" 1 +52'-6" 1 -21'7'-4"2'-5"11'-11"1'-8"1'-8"2'-7" +7'-10" 1 -5'-6"10" +7'-4" 1 -2'8"
1'-6" 1 -11'1'-6" -5'-5" 1 +11'-6"15'-8" -3'-7" +4'-10" -3'-6" 1 +18'-6" 1 -9'4" 1 15'-7" 12'-8" 1 -5'-5" 1 -9" 1 +GARAGE
DINING LIVING
FAMILY
GUEST
STUDY
PANTRY
PORCH
ARCHNOOK
KITCHEN TVPOWDER
BATHKITCHENETTECLOSET
INLAWS
ENTRY
BUTLERTV
ARCHARCHLAUNDRY POCKET DOORARCHARCHHALL
SECONDARY UNIT
CLOSET
PATIO
439.00
TOS 440.00
FF
BATH
439.75
TOSLIVING AREAGAS ONLYFIREPLACEgas only fireplaceBBBBAAsheet
revisions
A-8
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017
SOUTH -BACK Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808NORTH -FRONT
22
33
44
55
66
77
88
99
11
1010
11
11
22
33
33
44
44
1010
77
EXTERIOR SPECS
Siding - Stucco- smooth finish
Veneer- Thin cut adhesive stone veneer
Roofing- Concrete barrel tile
Gutters- 5" Ogee style aluminum
Exterior trim- TBD
Exterior doors - TBD
Windows - Alum. Clad Wood
Front door-TBD
Garage door- TBD
Skylights-deckmount Velux or equal
MVARCHITECT80
9'9'-6"BALCONYBALCONY
NOOK
ATTIC
CRAWL
ENTRY
HALL
440.0
FF
465.00
ridge
450.50
FF
4:124:12
e x i s t i n g g r a d e
438.3
existing grade at building
436.0
Lowest grade at building
442.0
highest grade at building
439.0
highest grade at building
ATTIC
ATTIC
ATTIC
CRAWL
SITTING LIVING ROOM DINING ROOM
MASTER BEDROOM
440.0
FF
450.5
FF
436.0
Lowest grade at building
438.3
Existing grade
465.00
ridge
CRAWL
E X I S T I N G G R A D E
LAUNDRY
4:12
4:12
442.0
highest grade at building
439.0
highest grade at building
sheet
revisions
A-9
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CAELEVATION - SECTION NOTESELEVATION - SECTION NOTES
(1)Patio and decks shall be thoroughly flashed and counter flashed
per SMACNA specifications and details, and shall have a
continuous, lapped, torched-down bitumen waterproofing asphalt
substrate for mortar bed application.
(2)Roofing to be installed per manufacturer's specifications
including installation of all required flashing.
(3)Flash the top of exterior openings (doors, windows, etc.) with 26
ga. sheet metal. Wrap bottom and sides with one full-length piece
of waterproof building paper and tape per manufacturer's
specifications. It is recommended that window installation be
inspected and approved by window representative to validate
warranty.
(4)Flash fill roof penetrations and junctions of roofing with vertical
surfaces.
(5)All exterior surfaces exposed to elements shall have a weather-
resistant barrier to protect the interior
(6)Weather proof barrier shall be lapped no less than 2 inches at
horizontal joints and 8 inches at vertical joints.
(7)Install gutters and downspouts as shown on drawings. Consult
Architect for least visible downspout locations prior to installation.
(8)Sheet metal shall be minimum 26 gauge galvanized sheet steel
and all work shall conform to SMACNA specifications and details.
(9)Caulking, sealants and weather-stripping, as approved by the
C.E.C. to be installed to limit infiltration between conditioned and
unconditioned spaces.
(10)New windows to be low 'e' dual glazed, unless otherwise noted.
(11)New skylights to be low 'e' dual glazed, tempered glass by Velux
or equal.
(12)Safety glazing (tempered) is required within 24" of doors -18" of
finished floor or window seat - 60" above a standing surface and
drain inlet in tubs, showers and stair landings.
(13)All wood bearing on or within 6" of concrete or masonry or
exposed to wet conditions shall be pressure treated or redwood.
(14)Wood soffit decking to be 3/4" V rustic pine at all exterior soffits
and roof overhangs. Use galvanized box and finish nails at
exposed locations.
(15)Provide (2) 15# layers of building paper over sheathing at all
exterior walls. Building paper and felts shall be free from holes
and tears except those created by mechanical fasteners.
(16)Provide (1) sq.ft. vent area for every 150 sq.ft. floor area for all
attic and foundation spaces (consult Architect for location).
(17)Provide weep screed (drip screed) at bottom of stucco minimum
4" above finish grade.
(18)Provide 3/16" Jute rope in mortar, instead of weep screed at
stone and brick veneer conditions. (consult Architect for detail)
(19)Specify minimum 1/8 inch per foot slope for weather-exposed
waterproof balconies and terraces.
(20)Decorative chimney shrouds are required to have U.L. approval.CONSTRUCTION PLANS FOR:1.10.17
3.24.16These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808SECTION BB
1/4"=1'-0"
SECTION AA
1/4"=1'-0"
EXTERIOR LEGEND
Siding - fiber cement shingle
Siding - fibercement horizontal lap siding
Veneer- Thin cut adhesive stone veneer
Roofing- High Def fiberglass composition
Gutters- 7" Ogee style aluminum
Exterior trim- Azek PVC trim
Exterior doors - aluminum clad
Windows - aluminum clad
Front door-TBD
Garage door- TBD MVARCHITECT81
UP4 : 12
4 : 124 : 124 : 12
4 : 124 : 12 4 : 124 : 12
4 : 124 : 124 : 124 : 12
4 : 124 : 124 : 124 : 124 : 124 : 124 : 124 : 12
4 : 124 : 124 : 12
4 : 124 : 124 : 12
4 : 12
4 : 12
4 : 124 : 12
sheet
revisions
A-10
date Dan Li & Chaohuang ZengDan Li & Chaohuang Zeng20600 Leonard Rd Saratoga CA20600 Leonard Rd Saratoga CACONSTRUCTION PLANS FOR:1.10.17These documents are theproperty of Michael Vierhus,Architect and shall not beused or reproduced inanyway without his consent.printed 2/20/2017Michael VierhusAARRCCHHIITTEECCTT408 . 867 . 5808ROOF PLAN
1/4=1'-0"
NN MVARCHITECT82
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Kate Bear, City Arborist
Date: March 8, 2017
Subject: 12174 Woodside Drive; APTR17-0002, TRP17-0014
Due to a defect in the legal advertisement published in the newspaper, this item cannot be considered
properly noticed. It will be continued to April 26, 2017 and notices will be published and mailed again.
83